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St Heliers Bay Village Centre

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St Heliers Bay Village Centre IN THE MATTER of a submission to The Proposed Auckland Unitary Plan SUBMISSION STATEMENT PREPARED BY SALLY PEAKE IN RELATION TO ST HELIERS BAY VILLAGE CENTRE Introduction 1 My full name is Sally Barbara Peake. I am a landscape architect in private practice, and a Principal of Peake Design Limited. I have over 30 years experience in design, assessment, and preparation of landscape analysis and development projects. I have qualifications in landscape architecture (Diploma in Landscape Architecture from Leeds, UK) and urban design (Diploma in Urban Design from Oxford, UK), and a Master of Architecture degree from Unitec, NZ. 2 I am a Fellow and Registered landscape architect with the New Zealand Institute of Landscape Architects, and President of the institute. I am also a member of the Resource Management Law Association and Urban Design Forum (Auckland). 3 I am a former panellist on the Auckland City Urban Design Panel, and have represented the NZILA on a number of external advisory groups for the Auckland Plan and Proposed Unitary Plan. 4 This submission statement is prepared in support of SOS and the St Heliers/ Glendowie Residents’ Association, having been engaged to undertake urban design investigations and provide evidence to their submission. Scope 5 The scope of this statement is divided into the following parts: Background Summary of the existing urban design provisions under the operative and proposed district plans Reflections on the meaning and scope of character 26th February 2014 1 Key urban design attributes and features Proposed alternative provisions Conclusion 6 The investigation and statement present an argument showing that the provisions of the Business Special Character overlay are better suited to St Heliers village than a Precinct overlay, although neither provide a completely reliable method to protect the special character of the centre and the provisions require additional strengthening. Background 7 Save Our St Heliers (SOS) was formed in the wake of the demolition of seven buildings on the eastern side of Turua Street and its replacement with a three- storey building with a mix of retail and office development. The development involved the removal of six buildings identified as ‘character-defining’ under the St Heliers Centre Plan as well as the removal of a number of generally protected trees, including two large streetscape trees. 8 St Heliers/Glendowie Residents’ Assn. Inc. is an established community group with over 25 years of service to local residents. The primary purpose of the organisation is to support and represent the interests of residents within the area and to liaise with Auckland Council and its’ affiliate offices in that regard. The Association works towards protecting and improving the living environment of the area, including St Heliers Village and other local facilities and amenities. 9 The society and the Residents’ Association are concerned that this development, together with the loss of a further two buildings for a new three storey commercial and residential development on the corner of Tamaki Drive and Maheke Street, is indicative of change that will erode the existing character of the centre and that such change is inevitable under the Proposed Auckland Unitary Plan (the Plan). 10 Key urban design issues for SOS, the Residents’ Association, and other community groups are: The importance of the centre as an historic seaside village (together with its relationship with Tamaki Drive) 26th February 2014 2 Its importance as a local retail and community centre (in contrast to Mission Bay) The retention of the form, character and heritage of the centre as an expression of community values Tamaki Drive 11 A separate submission has been lodged by Tamaki Drive Protection Society referring to the masterplan for Tamaki Drive which has been prepared by Orakei Local Board. It is noted that the community had extensive involvement in the preparation of the masterplan, where the unique identities and special sense of place of the seaside centres are noted. In the section ‘What We Value The Most’, it states: Preserving and enhancing [these] values is at the heart of this masterplan, which focuses firmly on preserving the unique environment, keeping its local flavour and as a place to enjoy. 12 The beach and waterfront promenade together with Vellenoweth Green are important structuring elements for the St Heliers village as well as providing important public realm spaces along Tamaki Drive. 13 A character/heritage study was undertaken of St Heliers for the former Auckland City Council1. The study states: The public realm along Tamaki Drive is defined by the relationship between the urban and coastal edges of the street. The distinctive Moreton Bay Fig trees, the village green and residential and commercial development on the southern (sic) side of Tamaki Drive complement the seaside character along the water’s edge. The point at which St Heliers Bay Road and Tamaki Drive intersection creates a focal point for the village. 14 The contents of the study were adopted and summarised as part of the St Heliers Centre Plan, which states: The character and scale of the surviving early buildings establish a seaside character that is a primary asset of St Heliers 1 St Heliers Character/Heritage Study, prepared for Auckland City Council (City Planning), by Salmond-Reed Architects and Boffa Miskell, 2004 26th February 2014 3 and The seaside location and lifestyle has resulted in an overall built pattern that connects the public and private realms. History 15 As part of the Tamaki Drive Masterplan, the history of the coastline and its development is explained, including the first wharf at St Heliers Bay. The St Heliers Village Centre Plan2 notes that it has a significant number of buildings from the 1920’s and 30’s period, together with a very small number from 1860- 1920. A comprehensive history is also provided in the St Heliers Character/ Heritage Study, where the origins of the village as a “watering place” and holiday destination are described, prior to it becoming a place of settlement. 16 Specific sites and buildings of historic interest are identified as part of the character/heritage study and their location is shown on Figures 3 and 3a-d attached as Appendix A to this statement. Local retail 17 The village has a well-defined commercial centre with the focus of retail activity situated on St Heliers Bay Road between Tamaki Drive and Polygon Road. The tenant mix includes banks; post office; pharmacies; hardware shop; cafes and restaurants; bakery; clothes shops; greengrocer; butcher; hair salon; superette; and offices of lawyers, doctors and other professionals. 18 The community is strongly supportive of the range of retail and service outlets, and reports that the centre serves a wide catchment, particularly as elsewhere there is little retail other than cafes and restaurants along Tamaki Drive. 19 While increasing land values and high rents continue to reduce profit margins and put strain on tenants, the village is fortunate to retain its function as a local retail centre, and no vacant properties were observed in the survey undertaken as part of this evidence. 2 Operative District Plan Appendix B15-12 26th February 2014 4 20 Businesses have been forced to relocate due to new development, however, and there are concerns that more redevelopment would result in less retail, as well as different activity (e.g. more cafes and restaurants, real estate agents). Community services 21 The village has had a strong community focus since the 1920s and remains a key place for community services including the community library, War Memorial hall, and police station. Loss of these and other local services would mean a loss of overall vitality in the centre and would impact on the wider neighbourhood and, potentially, its good transport links. 22 Such loss would be contrary to the Auckland Plan where it states (para 581): Neighbourhoods are important not just for the physical environment they provide, but also for the social networks they support, and (para 582) Centres provide focal points for communities at different geographical scales, foster economic activity and business productivity, create higher-density clusters of jobs, support the public transport system and maximise investment in infrastructure. 23 Similarly, the (proposed unitary) Plan requires that the Local Centre zone provides for local convenience needs of surrounding residential areas (D 3.5). Expression of community values 24 SOS was founded in reaction to the loss of key buildings in the village and a fear that the form, character and heritage of the centre is being undermined. The subject matter of this submission has been an ongoing action by the Residents’ Association for about 10 years. There is also a firm view that the District Plan provisions are insufficient to protect the function and character of the unique seaside village. 25 This submission is a reflection of community values, and shows the importance of the centre within the neighbourhood, and their commitment to its protection as a distinctive place in order to “contribute to residents’ sense of identity, place, and pride in their community” (para 581 Auckland Plan). 26 These values are reiterated in the Orakei Local Board Plan where Priority Four is: investing in our communities and maintaining our local character – our local 26th February 2014 5 communities and villages will retain the look, feel and character which residents desire while recognising the role the Orakei area has in Auckland’s growth, balanced with the needs of our changing society. 27 I interpret this as meaning that places of value and special character should be protected while enabling growth in other parts of the Orakei area, and is particularly applicable to St Heliers centre, where its compact size means that only a small area would be taken out of the ‘pool’ for growth and, conversely, enabling growth in such a small area would have disproportionately greater impact.
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